/* ============================================================
   ALTUS — Real Estate Developer Template
   Design system
============================================================ */
:root{
  --bg:#0A0E17;
  --bg-2:#0E1320;
  --panel:#121828;
  --ink:#ECE7DD;
  --ink-soft:#C6C3BC;
  --muted:#828B9E;
  --gold:#C6A15B;
  --gold-soft:#D8BC86;
  --line:rgba(236,231,221,0.12);
  --line-2:rgba(236,231,221,0.07);
  --maxw:1240px;
  --ease:cubic-bezier(.6,.01,.05,1);
  --f-display:"Fraunces",Georgia,serif;
  --f-body:"Inter",system-ui,sans-serif;
  --f-mono:"Space Mono",ui-monospace,monospace;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth}
body{
  background:var(--bg);
  color:var(--ink);
  font-family:var(--f-body);
  font-weight:400;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
  overflow-x:hidden;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 40px}
.mono{font-family:var(--f-mono);letter-spacing:.08em}
em{font-style:italic;color:var(--gold-soft)}
::selection{background:var(--gold);color:var(--bg)}

.section{padding:120px 0;position:relative}
.eyebrow{display:inline-block;font-size:11px;letter-spacing:.22em;color:var(--gold);text-transform:uppercase;margin-bottom:22px}
.eyebrow.light{color:var(--gold-soft)}
.h2{font-family:var(--f-display);font-weight:340;font-size:clamp(2.1rem,4.6vw,3.7rem);line-height:1.04;letter-spacing:-.015em}
.h2 em{font-weight:340}

/* ---------- buttons ---------- */
.btn-pill{display:inline-flex;align-items:center;gap:.5em;font-family:var(--f-mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:14px 26px;border-radius:40px;border:1px solid var(--line);transition:.4s var(--ease);cursor:pointer;white-space:nowrap}
.btn-solid{background:var(--gold);color:#141007;border-color:var(--gold);font-weight:700}
.btn-solid:hover{background:var(--gold-soft);border-color:var(--gold-soft);transform:translateY(-2px)}
.btn-pill:not(.btn-solid):hover{border-color:var(--gold);color:var(--gold)}
.btn-line{font-family:var(--f-mono);font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:14px 6px;border-bottom:1px solid var(--line);transition:.35s var(--ease)}
.btn-line:hover{border-color:var(--gold);color:var(--gold)}

/* ============================================================
   PRELOADER
============================================================ */
.preloader{position:fixed;inset:0;z-index:9999;background:var(--bg);display:flex;align-items:center;justify-content:center;transition:opacity .7s ease,visibility .7s}
.preloader.done{opacity:0;visibility:hidden}
.pre-inner{width:min(440px,80vw)}
.pre-top{display:flex;justify-content:space-between;align-items:baseline;margin-bottom:14px}
.pre-brand{font-family:var(--f-display);font-size:26px;letter-spacing:.32em;color:var(--ink)}
.pre-pct{font-family:var(--f-mono);font-size:13px;color:var(--gold)}
.pre-bar{height:2px;background:var(--line-2);overflow:hidden}
.pre-fill{display:block;height:100%;width:0;background:var(--gold)}
.pre-meta{display:flex;justify-content:space-between;margin-top:14px}
.pre-line{font-family:var(--f-mono);font-size:10.5px;letter-spacing:.18em;color:var(--ink-soft)}
.pre-dim{color:var(--muted)}

/* ============================================================
   HEADER
============================================================ */
.header{position:fixed;top:0;left:0;right:0;z-index:900;transition:.45s var(--ease);padding:22px 0}
.header.scrolled{background:rgba(10,14,23,.82);backdrop-filter:blur(14px);border-bottom:1px solid var(--line-2);padding:14px 0}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:24px}
.brand{font-family:var(--f-display);font-size:24px;letter-spacing:.3em;color:var(--ink);font-weight:400}
.nav{display:flex;gap:34px}
.nav a{font-size:13px;letter-spacing:.04em;color:var(--ink-soft);position:relative;padding:4px 0;transition:.3s}
.nav a::after{content:"";position:absolute;left:0;bottom:-2px;width:0;height:1px;background:var(--gold);transition:.35s var(--ease)}
.nav a:hover{color:var(--ink)}
.nav a:hover::after{width:100%}
.header-cta{padding:11px 22px}
.burger{display:none;flex-direction:column;gap:5px;background:none;border:none;cursor:pointer;padding:6px}
.burger span{width:24px;height:1.5px;background:var(--ink);transition:.3s}

/* ============================================================
   HERO
============================================================ */
.hero{position:relative;min-height:100vh;display:flex;align-items:center;overflow:hidden}
.hero-media{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.06);animation:heroZoom 14s var(--ease) forwards}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-scrim{position:absolute;inset:0;background:
  linear-gradient(102deg,rgba(8,11,19,.92) 0%,rgba(8,11,19,.6) 42%,rgba(8,11,19,.15) 78%,rgba(8,11,19,.35) 100%),
  linear-gradient(180deg,rgba(8,11,19,.5) 0%,rgba(8,11,19,0) 30%,rgba(8,11,19,0) 55%,rgba(8,11,19,.85) 100%)}
.hero-inner{position:relative;z-index:2;width:100%;padding-top:80px;padding-bottom:120px}
.hero-eyebrow{font-size:12px;letter-spacing:.2em;color:var(--gold-soft);margin-bottom:30px;overflow:hidden}
.hero-eyebrow span{display:inline-block}
.hero-title{font-family:var(--f-display);font-weight:320;font-size:clamp(2.9rem,8.2vw,6.6rem);line-height:.98;letter-spacing:-.02em;max-width:14ch}
.hero-sub{margin-top:30px;max-width:52ch;font-size:clamp(1rem,1.5vw,1.18rem);color:var(--ink-soft);font-weight:300}
.hero-cta{margin-top:42px;display:flex;gap:22px;align-items:center;flex-wrap:wrap}
.hero-foot{position:absolute;left:50%;transform:translateX(-50%);bottom:34px;z-index:2;width:100%;display:flex;justify-content:space-between;align-items:center}
.hero-scroll{display:flex;align-items:center;gap:12px;font-size:10.5px;letter-spacing:.2em;color:var(--muted)}
.hero-scroll span{width:26px;height:1px;background:var(--gold);position:relative;overflow:hidden}
.hero-scroll span::after{content:"";position:absolute;inset:0;background:var(--bg);animation:scrollLine 2.2s var(--ease) infinite}
@keyframes scrollLine{0%{transform:translateX(-100%)}60%,100%{transform:translateX(100%)}}
.hero-tags{font-size:10.5px;letter-spacing:.2em;color:var(--muted)}

/* ============================================================
   MARQUEE
============================================================ */
.marquee-wrap{background:var(--gold);color:#141007;overflow:hidden;border-top:1px solid rgba(0,0,0,.1)}
.marquee{display:flex;overflow:hidden;padding:16px 0}
.marquee-track{display:flex;align-items:center;gap:38px;white-space:nowrap;animation:marq 26s linear infinite;padding-right:38px;flex-shrink:0}
.marquee-track span{font-family:var(--f-mono);font-size:13px;letter-spacing:.14em;font-weight:700}
.marquee-track i{font-style:normal;opacity:.5}
@keyframes marq{to{transform:translateX(-50%)}}

/* ============================================================
   ABOUT
============================================================ */
.about-grid{display:grid;grid-template-columns:0.92fr 1fr;gap:80px;align-items:center}
.about-media{position:relative}
.about-img{aspect-ratio:3/4;background-size:cover;background-position:center;border-radius:2px}
.about-badge{position:absolute;right:-26px;bottom:38px;background:var(--bg-2);border:1px solid var(--line);padding:22px 26px;display:flex;flex-direction:column;gap:6px;border-radius:2px}
.ab-num{font-family:var(--f-display);font-size:52px;line-height:.9;color:var(--gold)}
.ab-txt{font-size:10px;letter-spacing:.18em;color:var(--muted);line-height:1.5}
.about-copy .eyebrow{margin-bottom:20px}
.about-copy p{margin-top:22px;color:var(--ink-soft);font-weight:300;max-width:46ch}
.about-sign{margin-top:36px;display:flex;flex-direction:column;gap:4px}
.sign-name{font-family:var(--f-display);font-size:26px;font-style:italic;color:var(--ink)}
.sign-role{font-size:10.5px;letter-spacing:.18em;color:var(--muted)}

/* ============================================================
   STATS
============================================================ */
.stats-sec{padding:80px 0;border-top:1px solid var(--line-2);border-bottom:1px solid var(--line-2)}
.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px}
.stat{display:flex;flex-direction:column;gap:12px;padding-left:22px;border-left:1px solid var(--line)}
.stat-num{font-family:var(--f-display);font-weight:330;font-size:clamp(2.6rem,4.4vw,3.8rem);line-height:.9;color:var(--ink)}
.stat-lab{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--muted)}

/* ============================================================
   PROJECTS
============================================================ */
.sec-head{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:56px}
.sec-head-note{max-width:34ch;color:var(--muted);font-weight:300;font-size:.98rem}
.proj-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px 12px}
.proj-card{position:relative;background:var(--bg-2);border:1px solid var(--line-2);border-radius:2px;overflow:hidden;transition:.5s var(--ease)}
.proj-card:hover{border-color:var(--line);transform:translateY(-4px)}
.proj-img{aspect-ratio:4/3;background-size:cover;background-position:center;transition:.7s var(--ease)}
.proj-card:hover .proj-img{transform:scale(1.05)}
.proj-body{padding:22px 24px 26px}
.proj-meta{display:flex;justify-content:space-between;font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);margin-bottom:14px}
.proj-status{color:var(--muted)}
.proj-name{font-family:var(--f-display);font-weight:360;font-size:1.5rem;line-height:1.1}
.proj-loc{font-size:11px;letter-spacing:.1em;color:var(--muted);margin-top:8px;text-transform:uppercase}

/* ============================================================
   APPROACH / VALUES
============================================================ */
.val-list{border-top:1px solid var(--line)}
.val-row{display:grid;grid-template-columns:80px 240px 1fr;gap:30px;align-items:baseline;padding:30px 0;border-bottom:1px solid var(--line);position:relative;transition:.4s var(--ease)}
.val-row:hover{padding-left:14px}
.val-idx{font-size:12px;color:var(--gold)}
.val-title{font-family:var(--f-display);font-weight:340;font-size:1.9rem;line-height:1}
.val-desc{color:var(--muted);font-weight:300;max-width:52ch}

/* ============================================================
   FEATURE BANNER
============================================================ */
.feature{position:relative;min-height:70vh;display:flex;align-items:center;overflow:hidden}
.feature-img{position:absolute;inset:0;background-size:cover;background-position:center}
.feature-scrim{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,14,23,.9) 0%,rgba(10,14,23,.55) 60%,rgba(10,14,23,.75) 100%)}
.feature-inner{position:relative;z-index:2;max-width:900px}
.feature-quote{font-family:var(--f-display);font-weight:320;font-size:clamp(1.7rem,3.6vw,3rem);line-height:1.18;letter-spacing:-.01em;margin:18px 0 24px}
.feature-by{font-size:11px;letter-spacing:.2em;color:var(--gold-soft)}

/* ============================================================
   NEWS
============================================================ */
.news-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.news-card{position:relative;padding:32px 30px 34px;background:var(--bg-2);border:1px solid var(--line-2);border-radius:2px;transition:.45s var(--ease);min-height:260px;display:flex;flex-direction:column}
.news-card:hover{border-color:var(--line);background:var(--panel)}
.news-meta{display:flex;justify-content:space-between;font-size:10px;letter-spacing:.14em;color:var(--gold);margin-bottom:24px}
.news-meta span:last-child{color:var(--muted)}
.news-title{font-family:var(--f-display);font-weight:360;font-size:1.4rem;line-height:1.18;margin-bottom:14px}
.news-ex{color:var(--muted);font-weight:300;font-size:.95rem;flex:1}
.news-link{font-size:11px;letter-spacing:.14em;color:var(--ink-soft);margin-top:22px;transition:.3s}
.news-card:hover .news-link{color:var(--gold)}

/* ============================================================
   CONTACT
============================================================ */
.contact{border-top:1px solid var(--line-2)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}
.contact-h2{font-family:var(--f-display);font-weight:330;font-size:clamp(2rem,4vw,3.2rem);line-height:1.05;letter-spacing:-.015em;margin:10px 0 22px}
.contact-left>p{color:var(--ink-soft);font-weight:300;max-width:40ch}
.contact-lines{margin-top:40px;display:flex;flex-direction:column;gap:2px}
.contact-line{display:flex;align-items:center;gap:24px;padding:18px 0;border-top:1px solid var(--line);font-size:1.05rem;transition:.3s}
.contact-line:last-child{border-bottom:1px solid var(--line)}
a.contact-line:hover{color:var(--gold)}
.cl-lab{font-size:10px;letter-spacing:.16em;color:var(--muted);width:64px;flex-shrink:0}
.contact-form{display:flex;flex-direction:column;gap:20px}
.fld{display:flex;flex-direction:column;gap:9px}
.fld span{font-size:10px;letter-spacing:.16em;color:var(--muted)}
.fld input,.fld select,.fld textarea{background:var(--bg-2);border:1px solid var(--line);border-radius:2px;padding:14px 16px;color:var(--ink);font-family:var(--f-body);font-size:.95rem;transition:.3s;resize:vertical}
.fld input:focus,.fld select:focus,.fld textarea:focus{outline:none;border-color:var(--gold)}
.fld input::placeholder,.fld textarea::placeholder{color:var(--muted)}
.form-submit{align-self:flex-start;margin-top:6px;border:none}

/* ============================================================
   FOOTER
============================================================ */
.footer{border-top:1px solid var(--line);padding:80px 0 40px}
.footer-top{display:flex;justify-content:space-between;align-items:flex-end;flex-wrap:wrap;gap:20px;padding-bottom:56px;border-bottom:1px solid var(--line-2)}
.footer-brand{font-size:44px}
.footer-tag{color:var(--muted);font-weight:300;max-width:30ch;text-align:right}
.footer-cols{display:grid;grid-template-columns:repeat(3,auto) 1fr;gap:60px;padding:56px 0}
.fcol{display:flex;flex-direction:column;gap:14px}
.fcol-h{font-size:10px;letter-spacing:.18em;color:var(--muted);margin-bottom:6px}
.fcol a{font-size:.95rem;color:var(--ink-soft);transition:.3s}
.fcol a:hover{color:var(--gold)}
.footer-bot{display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:10px;letter-spacing:.14em;color:var(--muted)}

/* ============================================================
   REVEAL ANIMATIONS
============================================================ */
.reveal{opacity:0;transform:translateY(30px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}
.reveal.d1{transition-delay:.08s}.reveal.d2{transition-delay:.16s}.reveal.d3{transition-delay:.24s}.reveal.d4{transition-delay:.32s}

/* ============================================================
   EDITOR
============================================================ */
.editbar{position:fixed;right:20px;bottom:20px;z-index:9500;display:flex;align-items:center;gap:10px;background:rgba(14,19,32,.94);backdrop-filter:blur(12px);border:1px solid var(--line);border-radius:40px;padding:8px 8px 8px 8px;box-shadow:0 12px 40px rgba(0,0,0,.5)}
.eb-toggle{display:flex;align-items:center;gap:9px;background:var(--gold);color:#141007;border:none;border-radius:30px;padding:10px 18px;font-family:var(--f-mono);font-size:12px;font-weight:700;letter-spacing:.08em;cursor:pointer;transition:.3s}
.eb-toggle:hover{background:var(--gold-soft)}
.eb-dot{width:8px;height:8px;border-radius:50%;background:#141007;opacity:.4}
body.editing .eb-dot{opacity:1;box-shadow:0 0 0 3px rgba(20,16,7,.25);animation:pulse 1.6s infinite}
@keyframes pulse{50%{opacity:.4}}
.eb-actions{display:none;gap:6px}
body.editing .eb-actions{display:flex}
.eb-btn{background:transparent;border:1px solid var(--line);color:var(--ink);border-radius:30px;padding:10px 16px;font-family:var(--f-mono);font-size:11px;letter-spacing:.06em;cursor:pointer;transition:.3s}
.eb-btn:hover{border-color:var(--gold);color:var(--gold)}
.eb-ghost{opacity:.7}
.edit-hint{position:fixed;left:50%;top:16px;transform:translateX(-50%) translateY(-140%);z-index:9500;background:var(--gold);color:#141007;font-family:var(--f-mono);font-size:11px;letter-spacing:.04em;padding:10px 18px;border-radius:30px;transition:.4s var(--ease);max-width:90vw;text-align:center;box-shadow:0 8px 30px rgba(0,0,0,.4)}
body.editing .edit-hint{transform:translateX(-50%) translateY(0)}

/* editable affordances */
body.editing [contenteditable="true"],
body.editing [data-k]{outline:1px dashed rgba(198,161,91,.5);outline-offset:4px;border-radius:2px;transition:outline .2s,background .2s;cursor:text}
body.editing [contenteditable="true"]:hover,
body.editing [data-k]:hover{outline-color:var(--gold);background:rgba(198,161,91,.06)}
body.editing [contenteditable="true"]:focus{outline:1px solid var(--gold);background:rgba(198,161,91,.08)}

/* image edit overlay */
.editable{position:relative}
.hero-media.editable,.feature-img.editable{position:absolute}
body.editing .editable{cursor:pointer;outline:1px dashed rgba(198,161,91,.5);outline-offset:-1px}
body.editing .editable::after{content:"✎ REPLACE IMAGE";position:absolute;inset:0;display:flex;align-items:center;justify-content:center;background:rgba(10,14,23,.55);color:var(--ink);font-family:var(--f-mono);font-size:11px;letter-spacing:.12em;opacity:0;transition:.3s;z-index:3}
body.editing .editable:hover::after{opacity:1}

/* card delete + add controls */
.card-del{position:absolute;top:10px;right:10px;z-index:5;width:28px;height:28px;border-radius:50%;background:rgba(10,14,23,.85);border:1px solid var(--line);color:var(--ink);font-size:12px;cursor:pointer;display:none;align-items:center;justify-content:center;transition:.25s}
.card-del:hover{background:#b5423a;border-color:#b5423a;color:#fff}
body.editing .card-del{display:flex}
.add-row{margin-top:26px;display:none}
body.editing .add-row{display:block}
.add-card{background:transparent;border:1px dashed var(--line);color:var(--gold);border-radius:30px;padding:14px 26px;font-family:var(--f-mono);font-size:12px;letter-spacing:.08em;cursor:pointer;transition:.3s}
.add-card:hover{border-color:var(--gold);background:rgba(198,161,91,.07)}
.val-row .card-del{top:24px}

/* ============================================================
   RESPONSIVE
============================================================ */
@media(max-width:1024px){
  .about-grid{gap:50px}
  .proj-grid{grid-template-columns:repeat(2,1fr)}
  .news-grid{grid-template-columns:1fr 1fr}
  .val-row{grid-template-columns:60px 200px 1fr;gap:20px}
}
@media(max-width:760px){
  .wrap{padding:0 22px}
  .section{padding:80px 0}
  .nav,.header-cta{display:none}
  .burger{display:flex}
  .header.nav-open{background:rgba(10,14,23,.97);backdrop-filter:blur(16px)}
  .nav.open{display:flex;position:fixed;inset:64px 0 auto 0;flex-direction:column;gap:0;background:var(--bg);padding:20px 22px 30px;border-bottom:1px solid var(--line)}
  .nav.open a{padding:16px 0;border-bottom:1px solid var(--line-2);font-size:1.05rem}
  .hero{min-height:92vh}
  .hero-sub{font-size:1.02rem}
  .hero-cta{gap:16px}
  .hero-foot{display:none}
  .about-grid{grid-template-columns:1fr;gap:60px}
  .about-badge{right:18px;bottom:18px}
  .stats-grid{grid-template-columns:1fr 1fr;gap:34px 20px}
  .sec-head{flex-direction:column;align-items:flex-start;gap:16px;margin-bottom:38px}
  .proj-grid{grid-template-columns:1fr;gap:14px}
  .news-grid{grid-template-columns:1fr}
  .val-row{grid-template-columns:44px 1fr;gap:8px 16px}
  .val-desc{grid-column:2}
  .contact-grid{grid-template-columns:1fr;gap:46px}
  .footer-cols{grid-template-columns:1fr 1fr;gap:34px}
  .footer-tag{text-align:left}
  .footer-top{align-items:flex-start}
  .editbar{right:12px;bottom:12px}
  .edit-hint{font-size:10px;padding:8px 12px}
}
@media(max-width:420px){
  .stats-grid{grid-template-columns:1fr 1fr;gap:26px 16px}
  .footer-cols{grid-template-columns:1fr}
}